Mandi Henriod | Branch Manager & Mortgage Broker

With over 28 years of mortgage experience, Mandi provides personalized loan strategies, competitive rates, and clear expert guidance. She works closely with first time buyers and experienced homeowners alike, making the mortgage process smooth, transparent, and stress free from start to finish.

NMLS 287291 | DRE 5488774

Mandi Henriod

Mortgage Broker

NMLS # 287291 | DRE# 5488774

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Discover why clients choose Mandi for their mortgage needs.

About Mandi Henriod

With over 28 years of mortgage industry experience, I bring a full understanding of the loan process, from underwriting and processing to closing. This hands on background allows me to guide clients with clarity, confidence, and precision.

As Branch Manager and Mortgage Originator for the Wise Lending Team at Arbor Financial, I provide personalized mortgage solutions, competitive rates, and a smooth, stress free experience. Clear communication and trusted guidance are at the core of how I help first time buyers and seasoned homeowners reach their goals.

Explore Home Loan Options Tailored To Your Needs

From first-time homebuyers to seasoned investors, we offer a wide range of Home Loan and Mortgage solutions designed to meet your unique needs. Discover competitive rates, flexible terms, and expert support to help you achieve your homeownership goals.

Conventional Home Loans

Conventional home loans offer flexible financing with competitive interest rates for buyers with strong credit. Ideal for primary homes, second homes, and investment properties, these mortgages provide predictable payments, multiple term options, and fewer restrictions, giving you long term value and confidence throughout the home buying process.

FHA Home Loans

FHA home loans provide affordable financing with flexible qualification guidelines, making homeownership more accessible for first time buyers and borrowers with lower credit scores. Backed by the Federal Housing Administration, these loans feature low down payment options and competitive rates, helping buyers purchase or refinance a home with confidence and manageable monthly payments.

VA Home Loans

VA home loans offer powerful benefits for eligible veterans, active duty service members, and surviving spouses. Backed by the U.S. Department of Veterans Affairs, these loans often require no down payment, feature competitive interest rates, and have no private mortgage insurance, making homeownership more affordable with lower monthly payments and long term financial security.

First-Time Homebuyer / DPA Loans

Make your dream of homeownership a reality with our First-Time Homebuyer and Down Payment Assistance (DPA) programs. Designed to help you overcome initial financial hurdles, these solutions offer competitive rates and personalized support. Whether it’s guidance or funding, we’re here to help you secure your first home with confidence.

Jumbo Home Loans

Jumbo home loans provide financing for high value properties that exceed conventional loan limits. Designed for buyers with strong credit and financial profiles, these loans offer competitive rates, flexible terms, and options for primary homes, second homes, and luxury properties, making it possible to purchase higher priced real estate with confidence and strategic financial planning.

Self-Employed Mortgage Solutions

Self employed mortgage solutions offer flexible home financing for business owners, freelancers, and entrepreneurs with non traditional income. These loan programs may use alternative documentation such as bank statements to qualify. Designed to simplify approval, they provide competitive options for purchasing or refinancing a home while aligning with real world cash flow and financial goals.

Non QM Loans

Non QM loans provide flexible mortgage solutions for borrowers who do not meet traditional lending guidelines. Ideal for self employed individuals, investors, or those with unique income situations, these loans allow alternative documentation and tailored terms. Non QM financing opens the door to homeownership and refinancing when conventional loans are not an option.

Bank Statement Loans

Bank statement loans offer a flexible mortgage option for self employed borrowers and business owners who do not use traditional income documentation. Instead of tax returns, qualifying is based on personal or business bank deposits. These loans make it easier to purchase or refinance a home while reflecting true cash flow and real world income patterns.

Investment Property Financing

Investment property financing provides flexible loan options for real estate investors looking to purchase or refinance rental properties. These programs may focus on property cash flow rather than personal income and can include DSCR based options. Designed for long term growth, they help investors expand portfolios, improve returns, and finance residential or multi unit properties with confidence.

Refinance Home Loans

Refinance home loans allow homeowners to replace their existing mortgage with a new one to lower interest rates, reduce monthly payments, or access home equity. Whether pursuing a rate and term refinance or cash out option, refinancing can improve cash flow, consolidate debt, and support long term financial goals with greater flexibility.

HELOC | Home Equity Line of Credit

A home equity line of credit, or HELOC, allows homeowners to access the equity in their home as a flexible revolving credit line. With interest only payments on amounts used, HELOCs are ideal for renovations, debt consolidation, or major expenses, offering convenient access to funds while maintaining control over borrowing and repayment.

Cash-Out Refinance

A cash out refinance allows homeowners to replace their existing mortgage with a new loan for more than they currently owe and receive the difference in cash. This option can be used to consolidate debt, fund home improvements, or cover major expenses while potentially securing better terms and maintaining long term financial flexibility.

DSCR Loans

DSCR loans are designed for real estate investors who want to qualify based on a property’s rental income rather than personal income. By using the debt service coverage ratio, these loans simplify approval for investment properties and help investors purchase or refinance rentals while focusing on cash flow, scalability, and long term portfolio growth.

Cash Advantage Program

Stand out with the power of a cash offer without needing all the cash. Cash Advantage helps qualified buyers make strong, cash backed offers that close faster and give sellers confidence. Ideal for first time buyers, move up buyers, or downsizers, this program adds speed, certainty, and flexibility in today’s competitive housing market.

USDA Loans

USDA loans provide affordable home financing with zero down payment for eligible buyers in qualifying rural and suburban areas. Backed by the U.S. Department of Agriculture, these loans offer low interest rates, reduced mortgage insurance costs, and flexible credit guidelines, making homeownership more accessible for moderate income households seeking long term stability.

Renovation and Construction Loans

Renovation and construction loans help finance a home purchase plus repairs, upgrades, or a new build with one streamlined mortgage. Ideal for buyers and homeowners who want to remodel, expand, or build from the ground up, these loans can cover labor, materials, and draw schedules. Get flexible terms, competitive rates, and expert guidance from planning through completion.

Adjustable-Rate Mortgages

Adjustable rate mortgages offer lower initial interest rates with payments that adjust over time based on market conditions. Ideal for buyers planning to move, refinance, or increase income in the future, ARMs provide short term savings, flexible terms, and potential long term benefits when used strategically as part of a smart home financing plan.

ITIN Loans

ITIN loans offer flexible home financing for borrowers who file taxes with an Individual Taxpayer Identification Number instead of a Social Security number. Designed for non US citizens and foreign nationals, these mortgage programs make it possible to buy or refinance a home using alternative documentation while building long term stability and homeownership opportunities.

Frequently Asked Questions

Whether you’re buying, refinancing, or investing, Wise Home Lending helps you compare smart loan options, secure competitive rates, and move forward with clear guidance from start to finish.

What types of home loans do you offer?

We offer a wide range of mortgage options including conventional, FHA, VA, USDA, jumbo, renovation and construction loans, self employed and bank statement programs, Non QM loans, DSCR investment financing, ITIN loans, HELOCs, and refinance options. Our team helps match you with the right loan for your goals.

How do I know which loan is right for me?

The best loan depends on your income, credit, down payment, timeline, and long term plans. We take the time to understand your situation and explain your options clearly so you can make a confident decision.

Can you help first time homebuyers?

Yes. We guide first time buyers through every step of the process, from pre approval to closing. We also help explore low down payment programs, down payment assistance, and loan options designed for first time buyers.

Do you work with self employed borrowers?

Absolutely. We specialize in helping self employed borrowers, business owners, and freelancers using flexible programs such as bank statement loans and Non QM financing when traditional documentation does not tell the full story.

What credit score do I need to qualify?

Credit requirements vary by loan program. Some loans allow lower credit scores, while others offer better pricing with stronger credit. We review your profile and recommend the best options available to you.

How much down payment will I need?

Down payment requirements depend on the loan type. Some programs allow low or no down payment, while others require more. We’ll help you understand what applies to your situation and explore ways to reduce upfront costs when possible.

Can you help with refinancing?

Yes. We help homeowners refinance to lower interest rates, reduce monthly payments, change loan terms, or access home equity through cash out refinancing or home equity lines of credit.

How long does the mortgage process take?

Pre approvals can often be completed quickly once documents are received. Purchase loans commonly close in about 21 to 30 days, though timelines vary depending on the loan type and complexity.

Do you help with investment property loans?

Yes. We offer financing options for real estate investors, including DSCR loans that may qualify based on rental income rather than personal income, depending on the program.

Where do you offer mortgage services?

Wise Home Lending serves clients nationwide. Licensing and loan options vary by state, and our team will confirm availability based on your location.

How do I get started?

You can apply online, schedule a consultation, or contact our team directly. We’ll review your goals, outline next steps, and guide you through a clear and simple plan.

Do self employed borrowers need perfect credit to qualify?

No. While good credit helps, many self employed loan programs have flexible credit requirements. The focus is more on income flow, assets, and overall financial stability than on a perfect credit score.

What are the options for financing investment properties?

Wise Home Lending specializes in investment property financing, offering flexible options such as DSCR loans, asset based lending, and cash out refinancing. These programs are designed to help investors purchase, grow, or optimize rental portfolios by focusing on property performance and assets rather than personal income limitations.

What are DSCR Loans?

DSCR loans, or Debt Service Coverage Ratio loans, are designed for real estate investors who want to qualify based on property performance rather than personal income. Approval is determined by comparing a property’s rental income to its expenses, making DSCR loans an ideal option for investors looking to build or expand a rental property portfolio efficiently.

How do Bank Statement Loans work for self employed borrowers?

Bank statement loans allow self employed borrowers to qualify using bank deposits instead of tax returns. By reviewing 12 to 24 months of personal or business bank statements, lenders can calculate real cash flow and approve financing that more accurately reflects your true income.

What is Asset-Based Lending?

Asset based lending allows borrowers to qualify for a mortgage using liquid assets such as investment accounts, retirement funds, or savings rather than traditional income alone. By evaluating available assets and reserves, lenders can offer flexible financing options, making this an ideal solution for high net worth borrowers with substantial assets and complex income structures.

What are 6 Month SOFR Loans?

A 6 Month SOFR loan is an adjustable rate mortgage tied to the Secured Overnight Financing Rate. The interest rate adjusts every six months, often starting lower than fixed rate options. This loan is well suited for borrowers seeking flexibility or planning to refinance in the future.

Can foreign nationals qualify for a mortgage?

Yes. Foreign National Lending programs allow non U.S. residents to purchase or invest in property without a Social Security number or U.S. credit history. These loans typically rely on passports, visas, or ITINs, along with international income and asset documentation, to help foreign buyers secure financing with flexible qualification options.

What is a Non-Qualified Mortgage (Non-QM)?

A Non Qualified Mortgage, or Non QM loan, is a financing option that falls outside traditional lending guidelines while still following responsible underwriting standards. These programs include DSCR loans, bank statement loans, and asset based lending, making them ideal for borrowers with unique income, credit, or investment scenarios.

How can Wise Home Lending help self employed borrowers?

Traditional banks often overlook self employed borrowers because tax write offs and non traditional income can make earnings appear lower on paper. At Wise Home Lending, we offer flexible solutions such as bank statement loans, profit and loss programs, and other Non QM options that focus on real cash flow, helping make homeownership or investment financing possible.

Why do self employed borrowers struggle to get approved by traditional banks?

Traditional lenders typically rely on tax returns and W-2 income to determine qualifying income. For self employed borrowers, business deductions often lower taxable income on paper, making earnings appear smaller than they truly are. As a result, approval can be more challenging even when cash flow and financial stability are strong.

What mortgage options are available for self employed borrowers?

Wise Home Lending offers flexible programs such as bank statement loans, profit and loss programs, 1099 income loans, and Non QM mortgages. These options use real income documentation like bank deposits, business financials, or contracts instead of traditional tax returns, making it easier for self employed borrowers to qualify.

How do Bank Statement Loans help self employed borrowers?

With a bank statement loan, lenders review 12 to 24 months of personal or business bank statements to determine average income. This approach allows borrowers to qualify based on real earnings and deposits, rather than taxable income reduced by business write offs.

Can I refinance if I’m self employed?

Yes. Self employed borrowers can refinance using the same flexible documentation options available for purchase loans. Refinancing may help lower your interest rate, access cash for business or personal needs, or restructure debt with more favorable terms and improved cash flow.

Is asset-based lending a good option for self employed borrowers?

Absolutely. Asset based lending allows borrowers to qualify using savings, investment accounts, or retirement funds instead of income alone. For self employed clients with substantial assets, this provides a strong alternative to traditional income based qualification while offering greater flexibility and control.

What documents do I need to apply as a self employed borrower?

Depending on the program, documents may include bank statements, profit and loss statements, 1099s, or asset account statements. SEI Mortgage will guide you on the right documentation for the loan that fits your situation.

Why use Wise home Lending for self employed lending?

We specialize in helping business owners, freelancers, and independent professionals get approved when traditional banks say no. Wise Home Lending looks beyond tax returns to real earnings, assets, and overall business strength, providing flexible solutions that help self employed borrowers achieve their homeownership and investment goals.

What types of mortgages are best for real estate investors?

Many real estate investors prefer financing options that focus on property cash flow and available assets instead of personal tax returns. Programs such as DSCR loans evaluate rental income, while asset based lending considers savings or investment accounts. These flexible solutions help investors secure funding faster and grow their portfolios with confidence.

How does a DSCR Loan help investors grow their portfolio?

A DSCR loan, or Debt Service Coverage Ratio loan, qualifies investors based on how well a property’s rental income covers its expenses. Approval is determined by the property’s ability to support mortgage payments, taxes, and insurance, often without requiring W-2s or traditional income documents. This structure makes DSCR loans a popular option for growing rental portfolios efficiently.

Can I refinance an investment property to access equity?

Yes. Many investors choose cash out refinancing to unlock equity from properties they already own. This can be used to fund new investments, reduce outstanding debt, or upgrade existing rental properties. Flexible investor refinance options make it possible to reinvest strategically and continue growing a real estate portfolio over time.